4767 Four Seasons Dr · Liverpool, NY 13088

$284,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 5 Days on market

Built 1982 0.37 ac lot Est $307k · 7% under

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +10.8/15.0
• Cash flow +7.9/30.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DELAYED SHOWINGS UNTIL 7-17-2020 & NO NEGOTIATIONS UNTIL 7-19-2020 @3PM. UPGRADED & SOUGHT AFTER "1,560" SQ. FT. 3 BEDROOM 2 ½ BATH COLONIAL W/ 2 CAR GARAGE & GORGEOUS INGROUND POOL TO KEEP YOUR FAMILY SAFE DURING COVID!!!! ENTER HOME WITH NEW STEP PLUS CAST STAIRS & LEADED GLASS GORGEOUS DOOR. HARDWOOD FLOORING SPAN THROUGH LIVING ROOM, FAMILY ROOM & DINING! CLASSIC BRICK FIREPLACE WITH GAS LOGS. SOLID CONTEMPORARY EURO STYLE "MAPLE" KITCHEN W/ MASSIVE PANTRY+UNDER CABINET LED LIGHTING+ LARGE EATING AREA! SLIDER TO HUGE “DECKS-R-US DECK OVERLOOKING INGROUND POOL W/ NEWER SAFETY COVER. SPACIOUS LIVING ROOM W/ HARDWOODS!! FORMAL DINING ROOM W/ NEW LIGHTING! UPDATED ½ BATH! TWO SPACIOUS BEDROOMS W/ UPGRADED HALL BATH(NEW FLOORS/MODERN GLASS TOP VANITY)! MASTER BEDROOM SUITE W/ WALK-IN CLOSET(CUSTOM CLOSET SHELVES)+FULL BATH WITH STAND UP SHOWER W/ VINYL SURROUNDS. $AVE= 5 YEAR OLD ROOF+FURNACE 2019 STOVE+DRYER(ALL APLIANCES STAY)!!! HOME ALSO HAS VINYL SIDING+NEWER SLIDING GLASS DOOR+LIGHTING+GARAGE DOORS+OPENER!! LOT SITS NEXT TO OPEN TOWN OWNED LOT-USE FOR PARTIES! (PLANNED ROAD 30 YEARS AGO) GREAT NEIGHBORHOOD CLOSE TO WEGMANS +RESTAURANTS AND MORE! WOW!

Key facts

• Hardwood flooring
• In-ground pool
• Brick gas fire place

Tags

• IN-GROUND POOL
• OVERSIZED LOT
• HARDWOOD FLOORING
• BRICK GAS FIRE PLACE
• UPDATED MAPLE KITCHEN
• UNDER-CABINET LED LIGHTING

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Driveway; Garage door opener
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Resale condition
• Exterior features: Blacktop driveway; Deck; Patio; Fully fenced yard; Rectangular residential lot; Road frontage on a city street; Lot dimensions approximately 125 x 130

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Pantry
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Entrance foyer; Eat-in kitchen; Separate formal living room; Combined living/dining room; Pantry; Full basement; One fireplace
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (15.3% below list).
• Recommended offer: $231k (18.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#16 in NY, #363 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $188k; list at $285k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $231,197 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $307,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4741 New Hope S	0.41mi	3/2.0	1,560 (0%)	1mo	$320,000	$205	80
4953 Stillwood Ln	0.41mi	3/2.0	1,520 (-3%)	1mo	$300,000	$197	75
4970 Woodmark Dr	0.35mi	3/2.0	1,468 (-6%)	7mo	$225,000	$153	68
4987 Dahlia Cir	0.52mi	3/1.5	1,520 (-3%)	5mo	$250,000	$164	66
4913 Look Kinney Cir	0.55mi	3/1.5	1,540 (-1%)	6mo	$388,000	$252	65
4763 Stonehurst Rd	0.51mi	3/2.5	1,528 (-2%)	7mo	$281,000	$184	65
7574 Manor Ln	0.14mi	3/1.5	1,330 (-15%)	5mo	$310,500	$233	63
4910 Dahlia Cir	0.45mi	3/1.5	1,470 (-6%)	6mo	$298,000	$203	62
4799 Buckley Rd	0.27mi	3/1.5	1,344 (-14%)	6mo	$215,000	$160	57
7617 Fitzpatrick Dr	0.45mi	3/2.5	1,708 (+10%)	7mo	$265,000	$155	55
4957 Look Kinney Cir	0.55mi	3/3.0	1,736 (+11%)	0mo	$367,000	$211	51
7796 Newhope West	0.65mi	3/1.5	1,694 (+9%)	8mo	$315,000	$186	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-65,342
• Equity at exit: $42,480

10-year hold

• IRR: -18.8%
• Equity multiple: -0.02×
• Total profit: $-81,077
• Equity at exit: $24,633

Cash invested: $79,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13088

• Active inventory: 67
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$599 /mo · $7,183/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-304

Break-even live

Break-even rent $2,799

Max offer price $231,197

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-223	+0% $-304	+5% $-385	+10% $-465
Rent	-10% $-495	-5% $-399	+0% $-304	+5% $-209	+10% $-113
Rate	-1.0pp $-161	-0.5pp $-232	base $-304	+0.5pp $-378	+1.0pp $-453

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7648 Autumnal Ln Liverpool, NY	3.0	1.5	1100	$2,500	$2.27	14d	1	0.11mi
1 Gallowgate Ct Liverpool, NY	3.0	1.5	1585	$1,698	$1.07	14d	1	1.33mi

Listing history 4 events

1. 2026-06-21
   statusdays on market $284,900 Active Under Contract 5 DOM
2. 2026-06-18
   days on market $284,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $284,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,183 · $599/mo
• Projected year-2 tax: $7,183 · $599/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,973
• − Mortgage interest: −$15,959
• − Property taxes: −$7,183
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$8,288
• Taxable loss: −$8,518
• Est. tax savings @ 24.0%: +$2,044
• After-tax cash flow: $-1,604/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — Liverpool

• Score: 86/100
• State rank: #16
• US rank: #363

Category grades

Amenities C+ Commute A+ Cost of living A- Crime A Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 29,004
• Population (ZIP): 21,875

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 4% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.59%
• Current HPI: 334.0109
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+59.3% since first listed

9 events — show timeline

• 2026-06-16 Listed $284,900 CNYIS
• 2020-10-21 Sold (Public Records) $188,000 Public Records
• 2020-10-12 Sold (MLS) $188,000 CNYIS
• 2020-07-20 Pending — CNYIS
• 2020-07-20 Price Changed $189,900 CNYIS
• 2020-07-15 Listed $169,900 CNYIS
• 2019-11-11 Listing Removed — CNYIS
• 2019-09-30 Price Changed $174,900 CNYIS
• 2019-09-11 Listed $178,900 CNYIS

Property tax history

+4.8%/yr

Latest (2025): $7,183 · +2.8% YoY. Source: county tax records.